861 Paw Paw Ave · Benton Harbor, MI 49022

$109,500

3 bd · 1.0 ba · 954 sqft · SingleFamily public records · 45 Days on market

Built 1935 5,975 sqft lot $115/sqft · 8% below area Est $119k · 8% under ↓ 6% since listing

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.7/30.0
• ARV discount +11.2/15.0
• DSCR +7.6/10.0
• 1% rule +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Roof, exterior vinyl siding, soffits/facia, storm windows, gutters and downspouts, and gas forced air furnace all replaced in 2024. Municipal water and sewer. Nice, elevated views, short distance to Lake Michigan and Harbor Shores Golf Course. Low traffic location in rear yard, alley access from Campbell St. Plenty of potential and instant equity after needed interior updating.

Key facts

• Municipal water
• Storm windows
• Municipal sewer

Tags

• EXTERIOR VINYL SIDING
• STORM WINDOWS
• GAS FORCED AIR FURNACE
• MUNICIPAL WATER
• MUNICIPAL SEWER
• ELEVATED VIEWS

Property features AI

Exterior

• Utilities: Public water; Electric water heater
• Home design: Traditional-style single family residence; One-story (entry level not specified)
• Construction: Built in 1935; Vinyl siding; Composition/shingle roof; Total building area about 954
• Exterior features: Paved road access; Lot of approximately 0.14 acres

Interior

• Kitchen: Eat-in kitchen (15 x 10)
• Bedrooms: Primary bedroom (12 x 11); Bedroom 2 (17 x 7); Bedroom 3 (24 x 13)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Storm windows; 6 total rooms; Full basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $208 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#671 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools F, crime F, amenities F.
• Benton Harbor Area Schools (urban): math 4% / reading 7% proficiency, ranked #732 of 760 in MI (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 178 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 397 units permitted in Berrien County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $757 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Berrien County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,215 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.16%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

• ARV (median comp): $119,247
• List price: $109,500
• Delta: -8.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
542 Campbell Ave	0.03mi	2/1.0 (-1)	945 (-1%)	10mo	$41,900	$44	84
932 Enders Ave	0.11mi	3/2.0	1,002 (+5%)	11mo	$155,000	$155	73
745 N Shore Dr	0.46mi	2/1.0 (-1)	900 (-6%)	2mo	$129,000	$143	63
680 Waukonda Ave	0.53mi	3/1.0	1,008 (+6%)	9mo	$140,000	$139	59
1201 Summer St	0.45mi	3/1.0	1,049 (+10%)	5mo	$176,000	$168	58
591 N Winans St	0.43mi	3/1.0	840 (-12%)	12mo	$109,000	$130	50
1219 Summer St	0.47mi	2/1.0 (-1)	887 (-7%)	20mo	$68,000	$77	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-4,510
• Equity at exit: $16,327

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $12,996
• Equity at exit: $9,468

Cash invested: $30,660 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 49022

• Active inventory: 178
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$574
• Tax from tax record: −$41 /mo · $488/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $208

Break-even live

Break-even rent $836

Max offer price $109,500

Occupancy floor 76%

Sensitivity live

Price	-10% $270	-5% $239	+0% $208	+5% $177	+10% $146
Rent	-10% $122	-5% $165	+0% $208	+5% $252	+10% $295
Rate	-1.0pp $264	-0.5pp $236	base $208	+0.5pp $180	+1.0pp $151

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1218 Vincent Ct Benton Harbor, MI	2.0	1.0	705	$1,100	$1.56	44d	1	1.21mi

Listing history 20 events

1. 2026-06-19
   days on market $109,500 Active 45 DOM
2. 2026-06-18
   days on market $109,500 Active 44 DOM
3. 2026-06-17
   days on market $109,500 Active 43 DOM
4. 2026-06-16
   days on market $109,500 Active 42 DOM
5. 2026-06-15
   days on market $109,500 Active 41 DOM
6. 2026-06-14
   days on market $109,500 Active 39 DOM
7. 2026-06-13
   days on market $109,500 Active 38 DOM
8. 2026-06-10
   days on market $109,500 Active 36 DOM
9. 2026-06-09
   days on market $109,500 Active 35 DOM
10. 2026-06-08
    days on market $109,500 Active 34 DOM
11. 2026-06-07
    days on market $109,500 Active 33 DOM
12. 2026-06-03
    days on market $109,500 Active 29 DOM
13. 2026-06-02
    remarks 380-char remark

    Show marketing remark (380 chars)

    Roof, exterior vinyl siding, soffits/facia, storm windows, gutters and downspouts, and gas forced air furnace all replaced in 2024. Municipal water and sewer. Nice, elevated views, short distance to Lake Michigan and Harbor Shores Golf Course. Low traffic location in rear yard, alley access from Campbell St. Plenty of potential and instant equity after needed interior updating.

14. 2026-06-02
    pricedays on market $109,500 Active 28 DOM

    Show marketing remark (380 chars)

    Roof, exterior vinyl siding, soffits/facia, storm windows, gutters and downspouts, and gas forced air furnace all replaced in 2024. Municipal water and sewer. Nice, elevated views, short distance to Lake Michigan and Harbor Shores Golf Course. Low traffic location in rear yard, alley access from Campbell St. Plenty of potential and instant equity after needed interior updating.

15. 2026-06-01
    days on market $117,000 Active 27 DOM

    Show marketing remark (380 chars)

    Roof, exterior vinyl siding, soffits/facia, storm windows, gutters and downspouts, and gas forced air furnace all replaced in 2024. Municipal water and sewer. Nice, elevated views, short distance to Lake Michigan and Harbor Shores Golf Course. Low traffic location in rear yard, alley access from Campbell St. Plenty of potential and instant equity after needed interior updating.

16. 2026-05-31
    days on market $117,000 Active 26 DOM
17. 2026-05-30
    days on market $117,000 Active 25 DOM
18. 2026-05-05
    listed $117,000 Active 355-char remark

    Show marketing remark (380 chars)

    Roof, exterior vinyl siding, soffits/facia, storm windows, gutters and downspouts, and gas forced air furnace all replaced in 2024. Municipal water and sewer. Nice, elevated views, short distance to Lake Michigan and Harbor Shores Golf Course. Low traffic location in rear yard, alley access from Campbell St. Plenty of potential and instant equity after needed interior updating.

19. 2026-05-05
    listed $117,000 Active 355-char remark

    Show marketing remark (380 chars)

    Roof, exterior vinyl siding, soffits/facia, storm windows, gutters and downspouts, and gas forced air furnace all replaced in 2024. Municipal water and sewer. Nice, elevated views, short distance to Lake Michigan and Harbor Shores Golf Course. Low traffic location in rear yard, alley access from Campbell St. Plenty of potential and instant equity after needed interior updating.

20. 2026-05-05
    listed $117,000 Active

    Show marketing remark (380 chars)

    Roof, exterior vinyl siding, soffits/facia, storm windows, gutters and downspouts, and gas forced air furnace all replaced in 2024. Municipal water and sewer. Nice, elevated views, short distance to Lake Michigan and Harbor Shores Golf Course. Low traffic location in rear yard, alley access from Campbell St. Plenty of potential and instant equity after needed interior updating.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $488 · $41/mo
• Projected year-2 tax: $1,087 · $91/mo
• Expected delta: +$599/yr (+$50/mo · 122.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$6,134
• − Property taxes: −$488
• − Insurance: −$548
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,185
• Taxable income: $733
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $2,326/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Benton Harbor Area Schools
• NCES district ID: 2604830
• Math proficiency: 4% ▬ 0.00%
• Reading proficiency: 7% ▬ 0.00%
• Median HH income: $27,038
• Composite: 7.53/100
• National rank: #14787
• State rank: #732 of 760 in MI

Livability — Benton Harbor

• Score: 55/100
• State rank: #671
• US rank: #23724

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 29,796

Population outlook (Berrien County) Hauer SSP2

• Today (2025): 149,273 people
• By 2030: 145,211 · -2.7%
• By 2040: 135,435 · -9.3%
• By 2050: 125,543 · -15.9%
• By 2075: 103,986 · -30.3%
• By 2100: 82,256 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 50% White 37% Hispanic / Latino 7% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Berrien

• 2024 margin: Lean R (+7.9) · D 45.4% · R 53.2% · Other 1.4%
• 2008→2024 swing: -13.3pp toward R · 2008: 5.5pp · 2024: -7.9pp
• All cycles: 2024: R+7.9 2020: R+7.4 2016: R+12.7 2012: R+6.6 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -309.81%
• Current HPI: 209.9723
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

-6.4% since first listed

6 events — show timeline

• 2026-06-02 Price Changed $109,500 MiRealSource-MiMLS
• 2026-06-01 Price Changed $109,500 REALCOMP
• 2026-06-01 Price Changed $109,500 SW Michigan MLS
• 2026-05-05 Listed $117,000 SW Michigan MLS
• 2026-05-05 Listed $117,000 REALCOMP
• 2026-05-05 Listed $117,000 MiRealSource-MiMLS

Property tax history

+2.5%/yr

Latest (2024): $488 · +5.0% YoY. Source: county tax records.